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Home My WebLink AboutAgenda - 08-15-2000-9e ORANGE COUNTY BOARD OF COUNTY COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: August 15, 2000 Action A enda Item #~~ SUBJECT: The Woodlands (Formerly Nine Gates) -Preliminary Plan DEPARTMENT: Planning $~ Inspections PUBLIC HEARING: x No ATTACHMENT(S): INFORMATION CONTACT: 1) Additional Staff Findings Tina Moon Planner II ext. 2583 (Per BOCC request June 6, 2000 meeting Robert P. Davis Planner III ext. 2580 included in abstract) Craig Benedict Planning Director ext. 2592 2) Supplemental Photos 3) Resolution of Approval 4) Application TELEPHONE NUMBERS: 5) Vicinity Map Hillsborough 732-8181 6) Agency Comments Durham 688-7331 7) Fiscal Impact Analysis Mebane 227-2031 8) 5-4-00 Planning Board Minutes Chapel Hill 967-9251 9) Comments from Neighbors 10) Memo to Planning Board Requesting Clarification 11) 6-21-00 Planning Board Minutes Reflecting Clarification 12) Memos from Erosion Control Officer 13) Preliminary Plat 14) Information Package from Applicant (Under Separate Cover) PURPOSE: To consider an application for Preliminary Plan approval of The Woodlands. BACKGROUND: Rice uest Preliminary Plan approval for a conventional major subdivision Applicant: Kim Henry, agent for Builders' Marketing Group, Inc. • Forty-one (41)single-family residential lots proposed on a 108+ acre tract (TM 7.118..26) • 94.8 acres in Orange County; 13.2 acres in Chatham County • Average Lot Size = 1.673 acres (Gross Average Lot Size) = 2.634 acres Location • Southwest Chapel Hill Township • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road Existing_Site Conditions Zoning (94.8-acre Orange County portian) • 28.85 acres (eastem third of tract) is in the Rural Buffer (RB) zaning district and the University Lake Protected Watershed • Maximum number of lots permitted by zoning in the RB partion =8 • 65.97 acres (western two-thirds of tract) is in the Agricultural Residential (AR) zoning district and the Haw River Protected Watershed • Maximum number of lots permitted by zoning in the AR portion. =71 • 13.2 acres in Chatham County are in Haw River Protected Watershed • Maximum number of lots permitted by zoning on the entire 108-acre tract = 98 • Adjacent Land Uses--predominately vacant; one single-family residence by the northeastern corner of the site (Lynn Irvin Cox), and one single-family residence at the northeastern corner of Nine Gates and Jones Ferry Road (J. Delos O'Daniel) Physical Description • Balling land with two large rock outcrops on the high points of the site • Timbered in last few years but still significant hardwoods and some evergreens • A pond fed stream flows under proposed Nine Gates main road entrance and drains to Meadow Branch • Pritchards Mill Creek stops just short of the north eastern site boundary line • The beginning of intermittent stream that drains into Wilkinson Creek is located at southern portion of the tract Proposed Site Conditions Roads: • Access to subdivision from Jones Ferry Road (SR 1942) • Four public roads to be constructed to NCDOT standards • Nine Gates Road meets NCDOT collector road standards-as requested by staff • The proposed 50-foot right-of--way shown on Sheet 2 between lots 32 and 33 and noted as "reserved for possible future dedication" must be formally dedicated to the Homeowners Association as a private access easement (ar right-of--way) as part of the Final Plat approval process • If the large tract of property currently owned by Elinor Irvin (TM 7.11$..25), and located east of The Woodlands subdivision is conveyed to a land conservancy organization, the County will not require 'the area in the reserved 50-foot right-of-way to be used for future connectivity. Residential Lots: • 7 lots are proposed in the RB/University PW-28.85 acres + • Average Lot Size = 2.135 acres (Gross Average Lot Size = 4.12 acres) • Impervious surface limit 6 • Maximum number of lots permitted by zoning = 8.77 (Gross Average Lot Size = 3.29 acres) (2-acre minimum lat size for first 5 lots; 5 acre minimum lot size far any additional lots) • Minimum to Actual Lot Size Ratio (MTAR) = 1.25 (Based on Gross Average Lot Size) • 30 lots are proposed in the AR/Haw PW--79.15 acres + Average Lot Size = 1.395 acres • Impervious surface limit 24 • Maximum number of lots permitted by zoning =71 (Gross Average Lat Size = 1.12 acres) (0.92 acre or 40,000 square feet minimum lot size) • Minimum to Actual Lot Size Ratio (MTAR) = 1.25 (Based on Gross Average Lot Size) • 4 lots are proposed in both the AR/Haw_PW & RB/University PW • Average Lot Size = 2.29 acres • Impervious surface limits listed per watershed for each portion of lot • Total number of proposed lots for entire 108-acre tract = 41 • Total number of lots permitted by zaning = 9$ • Majority of lots 11 and 12, and portions of lots 13, 21, 22, and 23 in northern Chatham County 3 Open Space: • 15.20 Acres; 16% of 94.8-acre portion of the tract in Orange County • 4.4 Acres in Rural Buffer Zoning District 11.9 Acres in Agricultural Residential Zaning District • 16.199 Acres; 15% of entire 108-acre tract • 3.8 Acres in Conservation Easements (Privacy Buffer) $~ Access Easements • 20 Acres Preserved; 18.5% of entire 108-acre tract Water-Sewer: • All 41 lots will have individual wells and septic systems • Orange County Environmental Health Department has located suitable septic sites for all lots Recreation 8~ Parks: • Bingham Township District Park (per the Recreation Service Area Boundaries Map) • Dedication of land would be µ 0.72 acres (31,363 square feet) • Payment in-lieu of parkland dedication = $18,200 ($455Aot) • Na dedication is warranted because neither county recreation sites nor conservation sites have been identified for this area, as part of the current Comprehensive Plan. Agency Comments Requests for agency review were sent to: Chatham County Planning Director, NCDOT, Erosion Control, County Engineer, Recreation and Parks, Orange County Schools, Soil and Water Conservation, County Attorney, and the Fire Marshall. • Chatham County Planning Director comments: Orange County approval sufficient for entire tract including Chatham County portions. A mylar copy of the approved plat must be filed with the Chatham County Register of Deeds and a paper copy submitted to Planning Department for their records. • NCDOT comments (attached) • Emergency Management comments from concept plan resubmitted for preliminary plat (attached) • Environmental Health Department Site Analysis Development_Pracess. Schedule..and Action: • First Action: The Planning Board approved the conventional concept plan for Nine Gates (now The Woodlands) on January 5, 2000 with the following conditions: 1. All roads shall be public and proposed to be built to NCDOT standards with additional five (5) foot utility easements on each side. Sight distance triangles (10' x 70') to be shown for each street. The right-af- way at intersections shall be improved to NCDOT standards. 2. The right-of-way of Nine Gates Road shall extend to the eastem, external property line of the subdivision in the proximity of lots 37 and 38. A conveyance of a 50-foot right of way, with 20' construction easements on each side, from the proposed location of Nine Gates Road to the eastem property line is acceptable in-lieu-of construction. A 30' Type A buffer shall extend along all portions of Nine Gates Road and along the street extended to the eastem property line. 3. If a sign is anticipated, reserve a sign easement on tot number 1 at entrance to subdivision. 4. Each lot shall contain an adequate area for septic disposal and a repair area as approved by the Orange County Division of Environmental Health. 5. Indicate on preliminary plat areas for on-site infiltration of storm water that demonstrates compliance with Article fi.23.3a of the Orange County Zaning Ordinance. 6. Driveway access points to be a minimum of 75 feet from the intersection of street right-af--ways. 7. The Common Area tract to be held in homeowner's association in perpetuity and cannot be subdivided or recombined with adjacent lots. 8. Either dedicate all of the land adjacent to Nine Gates Road to the NCDOT or place the land in the Homeowner's Association as open space. 9. Submit verification that the requirements of NCGS Chapter 70 Article 3 Unmarked Human Burial and Human Skeletal Remains Protection Act have been met or will be met. Second Action: • Planning Board consideration of the Preliminary Plat, an May 4, 2000, resulted in a tie vote (4-4). • Planning Board discussion focused on the requirements for, and impact of, a Jones Ferry Road turning lane, which resulted in a tie vote. Planning Staff has recommended the need for a left turn lane. • The Application is forwarded to the Board of County Commissioners with the Planning Board minutes, and the Planning Staff recommendations and resolution for approval. Third Action: Board of County Commissioners considered the Preliminary Plat, on June 6, 2000, and deferrec their vote for additional analysis an four issues. (a) Potential Impact to adjacent property owners 1.) Verification of existing drainage ditch 2.) Potential for increased stormwater runoff 3.) Impact of turn lane 4.) Potential for significant tree loss and negative impact on existing wildlife populations (b) Traffic Impact of Subdivision (c) Clarification of Planning Board discussion and intent of tie vote (d) Explanation of lot size Staff Findin s• (a) Planning & Erosion Control StafF visited the Cox property on Tuesday, June 14, 2000 1.) A manmade ditch extends northwest along low section of property near bam (See photo 1)- 2.)The northern third of proposed lots will drain north toward Cox property per construction drawings • Physical topography is more complex than contour lines on construction drawings document • Potential impact to Cox property is difficult to determine with accuracy, project engineer may have tc adjust plans as work progresses and drainage patterns become more evident (See memos from Warren Faircloth, Erosion Control Supervisor) 3.) Driveway for O'Daniel property is located slightly southwest of high point in Jones Ferry Road • Nine Gates Road is situated just beyond (further west) of O'Daniel property (See photo 2) • If designed and constructed properly, left turn lane will likely drain southwest along Jones Ferry Road 4.) Existing tree line extends beyond 60-foot Nine Gates right-of--way on either side (See photo 3) • Extent of tree line varies along length of road + There appears to be no less than 3 feet of wooded area between edge of right-ofi way and O'Daniel property in any one area (See photo 4) (b) Anticipating nine trips per day, per lot, the 41-lot subdivision could generate approximately 36f additional car-trips along Jones Feny Road. (See photos 5, 6--Jones Ferry Road at the entrance to NinE Gates Road) (c) The Planning kZoard, at a special mid-month meeting on June 21, 2000, clarified the intent of their tie vote on The Woodlands Preliminary Plat proposal (May 4, 2000 meeting). • The Planning Board Chair stated that the left turn lane was the source of disagreement. • The applicant has since agreed to install the turn lane and has addressed neighbor opposition to the turn lane. • The Board's voted unanimously on June 21, 2000 to recommend the project for approval. • (See enclosed June 21 minutes, attachment 12 ~ 13. (d) Lot size and number determined at the concept plan approval stage (Refer to previous sections of staf report) 5 Fourth Action: Board of County Commissioners consideration of Preliminary Plat 1. The Board shall consider the application within a reasonable amount of time. 2. During deliberations and consideration of the application the Board may defer consideration at any point to pursue additional analysis and review. 3. If the Preliminary Plat is approved by the County Commissioners the applicant shall have one (1) year to prepare and file a Final Plat or to request none-year extension from the Planning Director. FINANCIAL IMPACT: Fiscal Impact Analysis (attached) RECOMMENDATION (S): Planning Staff Approval in accordance with the attached resolution. Planning Board May 4, 2000 Tle vote: application forwarded to County Commissioners with Planning Board minutes, only. Planning Board June 21, 2000 Unanimous Vote: recommendation for approval Administration Approval in accordance with the attached resolution. (includes Resolution B. 6. Requirement for a left tum lane on Jones Ferry Road.) SUPPLEMENTAL PHOTOS Photo 2 Jones Ferry Raad looking northeast O'Daniel driveway at horizon line Photo 5 Photo 6 Jones Feny Road (looking north east) Jones Ferry Road (looking southwest) White truck parked at Nine Gates Road White truck parked at Nine Gates Road Photo 3 Existing Nine Gates Road (looking North) Photo 4 Nine Gates east right-of--way boundary Property lines show with pink flags Photo 1 Cox Bam with drainage ditch in foreground (note board bridge over ditch) 7 RESOLUTION OF THE ORANGE COUNTY BOARD OF COMMISSIONNERS TO APPROVE THE WOODLANDS SUBDIVISION PRELIMINARY PLAN Date August 15, 2000 Name of Subdivision The Woodlands Owner/Applicant Builders' Marketing Group, Inc. Kim Henry The Board of County Commissioners hereby approves the Preliminary Plan for The Woodlands Subdivision as shown on the preliminary plat dated March 1, 2000 and subject to fulfillment of requirements specified herein. All roads shall be in'evocably dedicated to the general public and be constructed to standards of the North Carolina Department of Transportation (NCDOT). The approval of this resolution authorizes and directs the Orange County Manager to accept for the County, and on behalf of the public generally, the offer of dedication of Nine Gates Road, Woodgate Drive, Stonegate Drive, and Summergate Circle. This acceptance of dedication to the general public shall be without maintenance responsibility. These roads shall be maintained by the owner/applicant (Builders' Marketing Group, Inc.) until such time as they are accepted for maintenance by NCDOT or some other governmental body. Before the Final Plat of The Woodlands Subdivision can be recorded: A. Sewage Disposal 1. All lots shall contain adequate septic disposal and repair areas, approved by the Orange County Division of Environmental Health. Septic areas shall not extend into required landscape buffers. 2. Disclosure that the septic system location may restrict the size and location of improvements shall be included in a document describing development restrictions to be recorded concurrently with the Final Plat. B. Roads and Access 1. Nine Gates Road shall be constructed to NCDOT Collector standards with a 60- foot right-of--way. Woodgate Drive, Stonegate Drive, and Summergate Circle shall be constructed to NCDOT standards with a 50-foot right-of-way and 5-foot utility easements on each side. Construction shall be inspected and approved by NCDOT. 8 OR A letter of credit or escrow agreement or other security shall be submitted to secure construction of Nine Gates Road, Woodgate Drive, Stonegate Drive, Summergate Circle, and a left turn lane on Jones Ferry Road, to NCDOT standards. An estimate of the construction cost must be prepared by a certified/licensed engineer or grading contractor and submitted to the Orange County Planning Department. The financial guarantee must reflect 110 percent of that estimate and be issued by an accredited financial institution licensed to do business in North Carolina. The document describing development restrictions to be recorded with the Final Plat shall state that the financial guarantee will not be released until the road construction has been inspected and approved by NCDOT. 2. An erosion control plan for construction of Nine Gates Road, Woodgate Drive, Stonegate Drive, and Summergate Circle shall be submitted by the applicant to the Orange County Erosion Control Division for review and approval. 3. Prior to any construction or any alteration of any existing aGOess within the right- of-way Jones Ferry Road, the developer/owner shall secure a driveway permit from the NCDOT District Office. A copy of the NCDOT-approved permit and letter to the Planning Department shall be submitted at the same time as the request for Planning Department signatures on the Final Plat. Sight distance triangles shall be shown at all intersections within the subdivision, or included within the right-of--way of the proposed street. 4. Access to all lots shall be from internal subdivision roads, Woodgate Drive, Stonegate Drive, and Summergate Circle, exclusively. Driveway cuts must be a minimum of 50 feet from street intersections. 5. An approved street name sign shall be erected at the intersections of: Jones Ferry Road (SR 1942) and Nine Gates Road, Woodgate Drive and Nine Gates Road, Stonegate Drive and Woodgate Drive (in two locations), and Summergate Circle and Woodgate Drive, as required in Section IV-B-3-c-12 Street Name Sin of the Orange County Subdivision Regulations. The applicant shall submit either evidence that the sign is in place or a receipt far purchase of the sign prior to Planning Department signatures on the Final Plat. 6. The applicant shall construct a left turn lane on Jones Ferry Road (SR 1942) to NCDOT standards prior to recordation of Final Plat. This may be accomplished by enlarging the travel way an equal amount on either side of the existing pavement for the distance necessary for the turn lane. 7. The proposed 50-foot right-of-way between lots 32 and 33 and noted as "reserved for possible future dedication" shall be formally dedicated to the Homeowners Association as a condition of Final Plat approval for the construction of a future road. The proposal shall include 10-foot construction easements on each side of the dedicated right-of--way. If the large tract of property currently owned by Elinor Irvin (TM 7.118..25), and located east of The Woodlands subdivision, is conveyed (donated or sold) to the Triangle Land Conservancy or a similar land conservancy organization the 9 County shall not require the area in the reserved 50-foot right-of--way to be used for future connectivity if the conservancy so notes in writing to the County that access at that point is not necessary. The Homeowners Association may use the area in the dedicated right-of-way as a pedestrian or vehicle access easement, or it may split the area in the easement and convey it in an equal portions to lots 32 and 33. C. Land Use Buffers and Landscaping 1. Landscaping shall be installed or preserved as indicated on an approved landscape plan and must be inspected and approved by the Planning Department prior to Final Plat approval and again prior to the transfer of control of the Homeowners Association from the developer to the home owners as provided by the recorded Declaration of Covenants, Conditions and Restrictions for The Woodlands Subdivision. Landscaping shall include a 30-foot buffer along all internal, major local roads such as Woodgate Drive. OR A letter of credit or escrow agreement or other security shall be submitted to secure the required landscape installation and preservation. An estimate of the cost for required preservation, new plantings, and their installation must be provided. The financial guarantee shall reflect 110 percent of the estimate and must be issued by an accredited financial institution licensed to do business in North Carolina 2. Provisions for protection of existing trees as shown on the approved landscape plan, including existing trees within the tree conservation buffer areas, shall be included in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. The developer or his contractor shall clearly demarcate those trees intended to be saved, with brightly colored tree protection fencing or flagging to match the approved landscape plan. Tree protection measures must be installed and in place, and approved in the field by Orange County Planning and Inspection staff prior, to any the commencement of any grading. The developer ar his contractor must repair or replace any trees or portions of trees, designated as "to be saved,° that are damaged during the construction and installation of roads and related infrastructure. D. Drainage 1. Impervious surtace data for all lots, pursuant to Article 6.23 Extra Requirements for Watershed Protection Overlay Districts of the Orange County Zoning Ordinance, shall be included in the development restrictions and requirements document to be prepared by Planning Staff and recorded concurrently with the Final Plat. The impervious surtace limitations for each lot shall indicate whether the impervious surface includes or excludes one-half (1/2) of the roadway width in the calculations. 2. Drainage easements shall be located as required following review and approval of the Erosion Control Plan. 10 3. Drainage culverts shall be sized and located as required by NCDOT and the Orange County Erosion Control Officer. E. F. 4. The development shall meet the requirements for stormwater management per Section IV-B-2-c of the Orange County Subdivision Regulations. Adjacent properties shall be protected from inundation by surtace water. Parkland 1. The proposed forty-one-lot subdivision is located within the Bingham Township District Park. As per the decision of the Department of Recreation and Parks, cash in the amount of $18,200 ($455/lot) shall be paid to Orange County as payment in-lieu of parkland dedication. Miscellaneous The Final Plat shall contain a title block and vicinity map in accordance with Section V-D-2 Title Block and V-D-3 Vicinity Map of the Orange County Subdivision Regulations. G. 2. Minimum building setbacks, easements, public (along Nine Gates Road) and private open space areas (including pedestrian corridors and tree conservation easements) shall be stated on the plat and in a document describing development restrictions and requirements to be prepared by Planning Staff and recorded concurrently with the Final Plat. 3. Drainage easements shall be provided as required by section D. item 2. outlined above. 4. The Homeowners Association Documents shall reference NC General Statutes Chapter 70 Article 3 regarding the protection of unmariced graves in cemeteries. The Homeowners Documents shall also outline provisions for access to the cemetery and minimum upkeep (i.e. mowing the lawn) within the designated area of the cemetery. Archaeological services may be needed to formally delineate the cemetery boundaries. 5. If any condition of this Resolution shall be held invalid or void, then this Resolution shall be void in its entirety and of no effect. Certifications A Certificate of Survey and Accuracy signed by a registered Land Surveyor shall be notarized on the face of the Final Plat. 2. A Certificate of Declaration and Maintenance in the form provided in Section V-D- fi-b of the Orange County Subdivision Regulations signed by the landowners and developer shall be on the face of the plat and included in a document describing development restrictions to be recorded concurrently with the Final Plat. 3. The North Carolina Department of Transportation shall certify that all roads have been constructed to State, standards or that construction plans have been approved. 11 4. A Certificate of Approval signed by the Orange County Planning and Inspections Department. Kim Henry Beverly A. Blythe Builders' Marketing Group, Inc. Clerk to the Board of County Commissioners I, Kim Henry, for and on behalf of Builders' Marketing Group, Inc., accept the above listed conditions of subdivision approval and acknowledge that each must be met prior to recordation of the Final Plat. Kim Henry Date 12 This page left intentionally blank 13 APPLIC. ION FOR PRELIMINARY PLAN ~ PROVAL MAJOR SUBDIVISION ~R.ANGE COUNTY 4/98 DATE~p~ PLF.AS~ nrP~ oR p>zn~rr lwtc om.~ SUBDNISION NAME: LOCATION: -~ OWNER/DEVELOPER: ~.,; ~~~ ~~• nr._~.,_~• _._ r-~- -- ~~ _ L, _ ADDRESS: ~~ ~ ~^.., _~,1.,.~ ~ ~ ~ TELEPHONE NO.: AGENT/CONTACT: TELEPHONE NO.: ~(~t~~$~ A. SUIvIIvIARY INFORMATION: Orange County Tax Map ~_ Block ~ t g Lot(s) 'Z ~ _ Township Zoning District(s): Total Number of Acres: Total Number of Lots: ~_ Average of Size: ~~ Minimum Lot Size: Number/Type of Structures: (existing) _~~~~ _ (proposed) Lineaz Feet in Streets: ~ ~'~Acres in Open Space: Water Supply: cam. ~~ Public (specify) Community Individual Wastewater Disposal: Public (specify). Community Individual School District- ~ District: General Land Uses in - Critical Areas: stream/ ageways flood prone areas ' watershed (specify) historic sites other (explain) Is the property to be subdivided currently under "farm use value taxation"? Yes No ~~. If "yes," please contact the Orange County Tax Office. Subdivision of the property may require payment of deferred taxes under "farm use value taxation." B. All plats must be submitted on sheet no smaller than one inch equals two-hundred feet (1"~00') and no larger than one inch equals twenty feet (1"=20') and must contain the following information: subdivision name ~ ,. name & address of owner(s) ~~~ ~ ~'" ' name & address of subdivider . (if other than owner) „[, name of surveyor, engineer, landscape architect or architect, address, registration # & seal (title) P li i Pl ;w;., re m nary an ~[ ~.?. ~: scale, north arrow ~`;.:~. date of plan preparation and revisions ~[ ". Wwnship, tax map-block-lot references -~ .;~. Fazent Parcel Ident~cation # ~L. ~ • deed book and page # of property to be subdivided ~ boundary described with bearings and distances ~ ~ ~ total acreage of the tract and acreage of lots, including and exclu_ din~area within rights-of-way ~/ ~ control corner ~ oning of tract and adjacent properties _,,[ building setback lines by natation or typical lot layout ~[ .. location and width of existing and proposed easements (drainage, utilities, roads, etc.) existing, proposed and adjoining rights- of-way. including dimensions and street names and State Road numbers. Linear feet of road centerlines and approximate acreage of new street rights-of--way t~ ~ existing and proposed utilities, including type, sizes, hydrants, valves, manholes ~/ existing and proposed curbs, gutters and culverts, including sizes and grades ~ location and width of alleys, sidewalks, bike lanes, transit systems, and bus stops ::.. <~~ typical street cross-sections and 'intersection details including design and width of travelway and shoulders <'~~ proposed lot lines with dimensions `~`"~,' ' lot 81: block numbers .. } d,~, ~ { phasing line(s) ~ ~}~ ~; topography at ten (10) foot intervals , ~ x's.~;M~ water bodies, streams, floodways and floodplains '~`'.':`~''~...,~' stream buffers ~` j` location and size of parcels dedicated for public use, recreational use or reserved in `~` common, with purpose noted inn ervious surface data. tf located in P C ,L ~~,,,,~..~~,,~ water supply watershed) vicinity map showing general location of subdivision with streets and roads identified by State Road number and name ,yL . ~ landscaping and buffer requirements ,L . ~.,, township, corporate and extratetritorial~ planning jurisdiction lines which cross the property C. OTHER SUBMITTAL REQUREMENTS 1. Twenty-flue (25) copies of the Preliminary Plat. `'# horizo~,tal alignment, centerline radius, and general curve data on all proposed streets permanent features such as buildings, cemeteries, historic landmarks ~:"~ adjoining lot layout names of adjoining property owners. if subdivided, subdivision plat name, plat book & page number, and perimeter lot numbers. ~g ~,.•.,__ location and size of lots of restricted development potential and notation on plat regarding same x^/ '~~. stonnwater detention and/or retention sites and undisturbed areas for infiltration purposes (if located in water supply watershed) fir' : h identified natural areas and wildlife corridors 2. One full size copy of an Orange County Tax map (with tax parcels involved clearly marked). 3. Where municipal or OWASA sewer is not available, a copy of the Preliminary Plat indicating Health Department approvaUdenial for each lot shown thereon. 4. Where a private road is proposed, a written statement by the applicant or his/her authorized representative which sets forth the jusitiflication for a private road (see Section N-B-3-d-1 of the Orange County Subdivision Regulations). 5. Auxiliary documents, in draft form, prepared in accordance with Section VI of this Ordinance which assure completion and/or maintenance of improvements required by this Ordinance. Such documents may include, but not be limited to, a private road maintenance agreement and articles of incorporation and restrictive covenants pertaining to a homeowners association. These documents may be required as necessary as evidence that the ordinance requirements are being met. 6. Fee -5470 plus $5.00 per lot (one fee for Preliminary and Final Plat). y7~ ,~,~s ~~~ 7. If the subdivision contains 10 lots or more, the following information shall be submitted with the application: a. Number of years to buildout. b. Number of houses to be built during each year until buildout. c. Average price of houses including lots far each year to buildout. I, the applicant, hereby certify that the foregoing application is complete and accurate. ~f - AP~LICANT'S~S GNATURE ~l,i~~, DATE ~ ~ ~ ` OWNER' SI NATURE FEES: Amount ~ °~ Date Paid .;F ~ nn - Receipt # March 8, 2000 Craig Benedict, Director -Orange County Department of Planning 306 F Revere Road Hillsborough, NC 27278 Re: The Woodlands (formerly Nine Gates) Preliminary Application Parcel No. 7.118.26 Dear Mr. Benedict, Accompanying this letter is my package submittal for Preliminary Approval under the Conventional Subdivision Concept Plan approved by the Planning Board. The package consists of the following: Copies Description 1 Signed Application & required fee 27 Preliminary Plats 1 Tax map copy 5 Construction Sets + 1 Drainage & Erosion Control Calculations 5 Covenants & Restrictions draft My intent in developing this subdivision is to create a neighborhood of non-traditional homes in the Frank Lloyd Wright "Prairie" style of architecture. This is a style that will be in harmony with the natural setting of The Woodlands. Jim Henry Builders will be building the homes on a custom basis with the realistic expectation of completing no more than ten homes per 12 month period. This would encompass a total build~ut time for the 41 lots to be completed early in the year 2005. I would project the average price of homes in the first year of construction to be in the $400,000 range, and increasing for the rema~n~ng years of build-out at Chapel Hill's normal rate of appreciation. All of the Conditions of Approval, granted by the Planning Board have been met with the following explanation of conditions #9 - Meet requirements of NCGS Chap. 70 Unmarked Human Burial...Act, and condition # 10 -Necessity of turn lanes on Jones Ferry Road. Regarding #9, after having the boundary line flagged through the cemetery area, it is clear that the location of the site barely crosses my property line; the bulk of the area is on the Merritt property. Two "stones" or grave markers are directly on the boundary line and one is approximately 7 feet on my side of the property line. Nothing will be done in the construction of the subdivision to disturb any of the gravesites; I intend to construct a low stone wall that will delineate and protect the site that is on The Woodlands properly. Regarding #l0, Scott Radway, the design engineer for the project, consulted with his firm's traffic engineer, and it was determined that there is 1,000 - 1,200 feet of left vision down Jones Ferry suilders~ S 17 rrnrrwnnilr Tlrirfo ~'InnrfoY )G7i11 IV~r}b r'nrnlir.n ')7S I F /O r~ ~ ~IS~~S1?12 M A R K E T I N G from the Nine Gates entry with a full l5 seconds of reaction time, way below DOT minimums and that the Nine Gate road location is, "the best driveway entrance that can be established within 2 miles". The two reviewed the plan with Mike Venable, acting NCDOT Division head, who expressed no interest in a left tum lane. In fact, traffic in that area is so light, NCDOT hasn't even counted it lately. A sidenote - the landowner who voiced interest in a tum lane has a driveway entrance. several hundred yards down the hill and it is true that their southerly view is limited - I would suggest a turn lane be constructed at the entrance of Mel Oaks to remedy that problem. If you have questions about any aspect of the information submitted, please call. Very truly yours, Kim Henry, president Builders' Marketing Group, Inc. Builder s c y n r y r. sY~ ~ r*.~r » .~ ~ r• h'c ~ ~ ire vi'-~ l1tA Inn MARK @ T I N C 17 • M r ~r ~rYM 1{N ~w • TA% IM~~.r IM ~ dGCli ~. 10r 7• • MY MR~OF •7rFiFM• • MAT Md# Nq}I~;p lFly • 70ML N!~ Q {Olf w •~-IYr a~-TiY iJY-~ ^ W • 71 wnr . b /r~r atrr•~Mw~•Mr • M . NWbtl P1UNI/M . TIY {•r 67 • M 1~ ~ /rl EL® 70 /Q!! MI~W IOr Ya + 271 A~tl • M 101'1 ~ 4L i~C~ ••.•P0 ~ • TOG141R f1~1 ~My~a,•~ yyI~~~1C• A7G1 ~ ~ ~ •flrrr M/i•YM ~.7 Mw flILO~Ir MIaTOM aGl*. MG s wtiu~wr as e~elrleee s~ [W ~.' ~c air • ~!p p~ rrur~laa ~ /~pATAA Y1C a1m riles rru~onr cwn /c ~ [4V ~7MAiIM1 ..r+_ .ri. CON~T~L P4.A1d ~- ~~~ • r r r ~"- °o"''~'~ NINE Cy14TE5 Q.+'lJBDIYI510N ~ ~~ r«r~ ! w J' cr~Arr.F eauirr, r~n~ cww~w- ~,y,~W,~• ;. ~...~~.,......rw.. ~~~ 9 ~. ~~ I , i J ~ ~ _ ~ , O; '^ o ~ Z ~ Q ~°~~ EE g~ ti~yW J 1 Vw x y HF[ ,o~os` .e~_. `6 III sg ~~ ~~ r r ~~ 6 Y ~~~ ::~7 ~a~~l ~o~~o x w THE WOODLANDS ~`• ~ LANDSCAPE & BUFFER PLAN rp a The Woodlands p 94.816 acr®s including Nina Gates Road R.O.W. Entire site consists of pines and mature hardwoods (Site was selectively timbered 20 years ago.l Q Q Kim Henry, developer - ~ Builders' Marketing Group a VN.1 Primary Tree Protection Areas & 30' Buffer Secondary Tree Protection Areas "Existing trees will be preserved to meet the landscape requirements ~ of Section IV-B-$-d'1 of the Orange County Subdivision Regulations." 7 t -^ Entry feature -stone wall to be designed approximately 3' in height and 10' in length o 0 30' Tree Buffer (existing trees) N O ~ n O \~ M 4 O QTG Q`, h4 O ~ ~~' u O Typical lot example c~ ~ ~~ ~ o- e ~~ ..+ • v OPFir Soi1cE O n o Pi 0~~ O ~ ~' N ~J O ~ N ~ N o ~ O. O ~ ~,'' rD '~ O N O O ma N 'OS, ~ -~. O ~~~,~ ~IWJ~l3rIWnS ~. ~ O ~ ~.1. 0 0 o N N -~• ~ ~. '~. Note: Walking trails will wind rhrn~~..F..~... ____ _._ . _. 1~`' ~_~ 2~ r zees i 1 9 3ZPG .mil /--'') I ia3o i5 I 'u~i~ ~- ,. BOBB ia.nar 21 ORANGE COUNTY PLANNING DEPARTMENT 306F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278 •~.~ M O. 4~ . ^ ~-._ ~. ~1tl `~ ~'~~~~ ~~ Cr(3d N. C. DiPI. ~F Trir1P; r"DRT/i71 REQUEST FOR AGENCY REVIEW: Div-s:~ ~'i of HIGH~`JAy$ DiS7f;IDi 1•GRAHAM DATE: March 22, 2000 FROM: ORANGE COUNTY PLANNING DEPARTMENT TO: Mr. Mike Venable, NCDOT SUBJECT:. Preliminary plat and construction plans review Project Name: The Woodlands (formerly Nine Gates) Applicant: Scott Radway of ICimley-Ham & Associates, agent for Builders' Marketing Group Type: Preliminary # LotsJUnits Proposed: 41 Township: Chapel Hill Taa Map: 7 Block: 11B Lot; 26 Location: The site is located along the southern most portion of Orange County in close proximity the boundary line between Chapel Hill and Bingham townships. Access will extend from Nine Gates Road, a b0-foot public right of way and branch off into two smaller public roads terminating with cul-de-sacs. All roads will be built to NCDOT standards. Project. Summary:-This application is scheduled for the May 4, 2000 Planning Board meeting. Planning Department Comments: This is a 40.34-acre tract. Lot size varies from one acre to lust under three-and-a half acres. This project,is not on the County_sewer_system: The Development Review Meeting at 10:00 AM in the Planning and Agricultural Building Conferegce Room # 1 Please submit any comments to the Planning Department by: April 14, 2000 If you have any questions, please contact: Tina Moon at 245-2583 or Robert P. Davis at 245- 2580. 'Ib: F~.le Fmn: Michael S. Ue~lale Dalre: 4,/14/QO Spd~ with 'I'Ir~a atxut NmDT ~ci l i rpc . I~?l' has red limed the plans and ret~ncd tin to ,Tole Kris MEMQRANDUM TO: The Woodlands File FROM: Tina Moon, Planner II DATE: April 12, 2000 SUBJECT: Preliminary Plat comments from NCDOT Staff received the following comments from Mike Venable of NCDOT regarding the submitted preliminary plat and construction drawings for The Woodlands (formerly Nine Gates). Mr. Venable said that he would send a signed copy of the approved plans to the Planning Department once the requested changes were addressed. He added that most of the changes involve vertical dimensions of the roadways and should not affect the layout of the project far planning purposes. PRELIMINARY PLAT 1. The developer must add the following note: "All lots in the subdivision must be built and occupied prior to NCDOT's acceptance of public roads." 2. The open space areas around the curves of Nine Gates Road and Woodgate Drive must be dedicated as public. 3. The proposed dedicated public rights-of way must either be fifty (50) feet with 10-feet construction easements on both sides or sixty (60) feet. CONSTRUCTION DRAWINGS 4. The plan and profile sections on sheet 3 of the construction drawings show the proposed road elevations at Station 0+00 to 1+00 at x.0000%. This is too steep for the intersection with Jones Ferry Road. The slope at this area should flatter and the percentage reduced to -2.0000. Generally, the maximum slope for roads of this type should be no greater than 6.0000, but in this case to balance the flattened intersection area, the slope between stations 1+0Q and 2+00 can be increased as necessary to accommodate the -2.0000. 5. The existing 24inch RCP by Station 1.0+00, on sheet 3, must be removed. A single 54-inch RCP pipe will be required at the necessary diameter and length to handle the flow. 6. The proposed travel width of 18 feet shown on sheet 4 must be increased to 20 feet or the current design should be modified i.e. made shorter to accommodate the narrower dimension. 7. The K-value for this type of road must be at least 45. The vertical curve on sections of proposed roadways must be reconfigured on sheets 5,6,7, and 10. 8. The stub--the dedicated right-af--way between lots 32 and 33 must tae include 10 feet of construction easements on either side or be increased to 60 feet. This item shown on sheet 5 is also relevant on the plat (see comment 3). 9. The proposed vertical slope between Station 14+00 and 15+00 must either be increased to 1 % or the side ditch must be adjusted to provide proper drainage. 10. No drainage easement is shown on lot 30 around the flared end section on sheet 7. 11. The proposed roadway slope between Stations 4+Q0 and 5+00 on sheet 8, and between Stations 12+00 and 13+00 on sheet 9 must be increased to 1 %. z grange County Emergency Management P.O. Box $181 Hillsborough North Carolina 27278 9-1-1 Communications Emergency Medical Services 24 Hour Warning Point ~,..~. a. a' Fire Marshal 919-732-8161 •933-2600 ~. '+, ' Disaster Response Hazardous Materials 24-Hour Fax Machine ,~ ~ 919-644-3030. 968-2050 919-967-9026 . ~. ~~ ~~ ~+ ~'" Administrative Fax Machine 919-968-4066 TO: ROBERT DAVIS, PLANNER II FROM: MIKE TAPP, DEPUTY DIRECTOR/FIRE MARSHAL '~ DATE: DECEMBER 15, 1999 RE: NINE GATES SUBDIVISION We have reviewed the plan for Nine Gates Subdivision and offer the following comments: 1. We see the need for a secondary means of ingress/egress into the subdivision. During times of emergencies and disasters, adequate means of ingress is vital for public safety response. A lazge fire at the entrance could result in a blockage of the road to the southern areas of the subdivision, resulting in no means of access to other azeas of the subdivision. If some secondary means of access could be provided, response capabilities would be enhanced. Please contact us if you need additional information. Thank you for your time and consideration with this matter. T !~l•ATP(j Af ~ Q~d NPV/ Hn.w f-'1....nh Anew ~ /'Aew~ Llil~ TAT..-t1. /`n....~iwn 7yrilA ~• a ~ ~ ~~~ ~.~r~•r' 2 e r~a~ 1. lvrs, C~+air Rosemary L. Summers, MPH, DrPH g,~,, cmwderGnirta,, v~c~ Clwi o ora,~a ca+.~ s~ of x~ ' Health Director ~ ~i s~aa of x~, Eavlronmental Hnlch Diviaioa ttw `~'"' Ron Ho[dw,ty, Division Director 306-C Revere Road, p.p. Box 8181 Phone (919) 737x8181, x2360 Few (919) 64~ HiUsboraugh.IVC 27278. $ettyBorland BarbaraPatrersoa aMnv.co.granee.nc.tt~[yg4,~ /~~y-l,trl./ .AdministrariveAssisnat O£bice.~isiardne CbapelHill Dtuham Meba (919) 9684501 (919) 688.7331 (919) 2 March 6, 2000 SOIL / STCE Evaluation Summary for THE WOODLANDS Chapel Hill Tov~+aship Map 118 Lot 26 . Map Date March 1, 2000 LOT # ' DESI NFL W 1 480 GPD 2 480 GPD 3 480 GPD 4 360 GPD 5 480 GPD d 48Q GPD 7 480 GPD 8 480 GPD 9 480 GPD 10 480 GPD 11 480 GPD 12 480 CrPD 13 480 GPD 14 480 GPD 15 480 GPD 16 480 GPD 17 480 GPD 18 4$0 GPD 19 480 GPD TYPE SYSTEM SHALLOW TRENCH CONVENTIONAL w/ pump SHALLOW TRENCH CONVENTIONAL w/pump SHALLOW TRENCH CONVENTIONAL w/puunp SHALLOW TRENCH CONVENTIONAL w/pump CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL SHALLOW TRENCH CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL SHALLOW TRENCH CONVENTIONAL SHALLOW TRENCH CONVENTIONAL CONVENTIONAL CONVENTIONAL W/PTII~ CONVENTIONAL W/Pi.TI~ SHALLOW TRENCH CONVENTIONAL CONVENTIONAL CONVENTIONAI. CONVENTIONAL w/pump 2 20 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 21 480 GPD - SHALLOW TRENCH CONVENTIONAL w/ pump 22 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 23 480 GPD CONVENTIONAL 24 480 GPD SHALLOW TRENCH CONVENTIONAL 25 480 GPD SHALLOW TRENCH CONVENTIONAL 2fi 480 GPD ULTRA SHALLOW TRENCH CONVENTIONAL w/pump 27 480 GPD CONVENTIONAL 28 480 GPD CONVENTIONAL w/pump 29 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 30 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 31 480 GPD SHALLOW TRENCH CONVENIIONAL w/pump 32 480 GPD CONVENITONAL w/pump 33 480 GPD SHALLOW TRENCH CONVENTIONAL w/ pump 34 480 GPD SHALLOW TRENCH CONVENTIONAL w/pump 35 480 GPD SHALLOW TRENCH CONVENTIONAL 36 480 GPD SHALLOW 'TRENCH CONVENTIONAL 37 480 GPD SHALLOW TRENCH CONVENTIONAL 38 480 GPD SHALLOW TRENCH COl`NENTIONAL 39 480 GPD SHALLOW TRENCH CONVENTIONAL 40 480 GPD CONVENTIONAL 41 480 GPD CONVENTIONAL The design flow is based upon the number of bedrooms applied for by the property owner or developer. The design flow for a bedr 120 gallons/day (gpd). (e.g, 480 GPD ~ 4 bedrooms) The property owner or developer as required by 1 SA NCAC 18A .1900 - .1909 (The Laws and Rules for Sewage Treatment and Dis Sys~xns) provides proposed house locations. The pump requirement is a function of house location and proximity to the provision suitable soil area. The design flow, type system, and pump requirement ar'e subject to change based upon the application and site plan or plat submitte~ the Construction Authorization for a Wastewater System. 2 The blocked areas on the accompanying plat are the liYnits of the provisionally suitable soils as evaluated by the Orange County He; Department It should be noted that all lots leaving a conventional drain field with pump are reviewed at a minimum of every five years by the he department as required by 15A NCAC 18A .1961 (Maintenance of Sewage Systems). Conventional Systems are placed in areas with 36 inches or more o£provisionally suitable characteristics. Shallow Trench Conventional Systems are placed in areas with 30 inches or more of provisionally suitable characteristics. Ultra Shallow Trench Conventional Systems are placed in areas with 24 inclies~ or more of provisionally suitable characteristics and inch soil cap is placed over the trenches. , 2; RESIDENTIAL FISCAL IMPACT TEMPLATE: SERVICE STANDARD METWOD Bureau of Economic ~ Business Research -University of Florida Modified 4!15197 -Orange County, NC Planning Department SECTION 1 -PROJECT DATA: ENTER THE FOLLOWING DATA FOR EACH PROJECT: PROJECT: The Woodlands TOWNSHIP: ~ Chapel Hill CONSTRUCTION PERIOD: Beginning Year. 200 Ending Year. 200. Inflation Rate: 2,5po CHARACTERISTICS OF HOUSEHOLDS: Persons/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 2.5~ Children/House: ENTER "1" BESIDE APPLICABLE SCHOOL DISTRICT BELOW. 0.6 °k Non-Elderly: 100.00°~ HOME SALES DATA: Average Distribution Number of Sales Price of Units Year Homes (S) by Year 2001 7 400,000 17.07°~ 2002 8 420,000 19.51 °r 2003 10 450,000 24.39°i 2004 9 475,000 21.95°i 2D05 7 490,000 17.07°r 2006 0 0 0.00°~ 2007 0 0 0.00°~ 2008 0 0 0.00°~ 2009 0 0 0.00°~ 2010 0 0 0.00°~ SCHOOL DISTRICT DATA: ENTER "1" IN ( )BESIDE SCHOOL DISTRICT IN WHICH PROJECT IS TO BE LOCATED TO GENERATE STUDENT DISTRIBUTION BY SCHOOL TYPE. School District: - School Attendance: Orange County ( 0) ElEmentary School 57° Middle School 22 Chapel Hill-Carrboro ( 1) High School 21 zi SECTION 2 -LOCAL GOVERNMENT AND SCHOOL DISTRICT DATA BUDGET YEAR: 1996-9; COUNTY POPULATION: 10589! SCHOOL DISTRICT STUDENT POPULATION: 8127 COUNTY EMPLOYMENT: POSITIONS PER CAPITA General Government Public Safety Public Works Human Services Education (School District) SCHOOL DISTRICT EMPLOYMENT: Total POSITIONS PER STUDENT 1155.00 0.1421 COUNTY PER CAPITA REVENUES ($): REVENUES PER CAPITA Taxes -Other Than Property 4653250 43.94 Intergovernmental 9007481 85.06 Service Charges 33$8055 31.99 Miscellaneous 1738939 16.42 COUNTY PER CAPITA EXPENDITURES S : EXPENDITURE PER CAPITA General Govemment 6804231 64.25 Public Safety 7274334 68.69 Public Works 2871690 27.12 Human Services 17112641 161.60 Education (Recurring Capital) 874500 8.26 Non-Departmental '3163481 29.87 COUNTY PER EMPLOYEE EXPENDITURE $): EXPENDITURE PER EMPLOYEE General Govemment 8804231 62654.06 Public Safety 7274334 50887.26 Public Works 2871690 57433.80 Human Services 17112641 64803.43 Education (Recurring Capital) 874500 757.14 SCHOOL DISTRICT PER STUDENT EXPENDITURES ($): EXPENDITURE PER STUDENT County Govemment 14482314 1782.00 School District 4895081 602.32 State 26787400 3296.10 (SCHOOL DISTRICT PER EMPLOYEE EXPENDITURES ($); EXPENDITURE. PER EMPLOYEE County Govemment 14482314 12538.80 School District 4895081 4238.17 State 26787400 23192.55 'TAX DATA: ENTER APPLICABLE ASSESSMENT RATIO AND ELDERLY EXEMPTION: County Tax Rate ($) 0.9190 Per $100 Assessed Valuation School District Tax Rate ($) 0.1900 Per $100 Assessed Valuation Assessment Ratio - 100.00 Elderly Exemption 0 $11,000 Where Applicable 108.60 0.0010 142.95 0.0013 50.00 0.0005 z64.o7 0.0025 1155:00 0.0109 SECTION 3 -DEMOGRAPHIC PROJECTIONS BASED ON PROJECT DATA 29 YEAR 2001 2002 2003 2004 200: HOUSING UNITS 7 15 25 34 41 POPULATION 1$ 38 Er4 87 105 SCHOOL CHILDREN Elementary 3 5 9 12 15 Middle 1 2 3 5 rr High School 1 2 3 4 4 TOTAL 4 9 16 21 26 COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Govemment 0.02 0.04 0.07 O.D9 0.1 Public Safety 0.02 0.05 0.09 0.12 0.1~ Public Works 0.01 0.02 0.03 0.04 0.0: Human Services 0.04 0.10 0.16 0.22 0.2E TOTAL 0.10 0.21 0.34 0.46 0.5E SCHOOL DISTRICT 0.20 0.42 0.70 0.95 1.1~ ADDITIONAL EMPLOYEES YEAR 2006 2007 2008 2009 201( HOUSING UNITS 41 41 41 41 41 POPULATION 105 105 105 105 105 SCHOOL CHILDREN Elementary 15 15 15 15 15 Middle 6 6 6 fi fi High School 5 5 5 5 5 TOTAL 26 26 26 26 26 COUNTY GOVERNMENT ADDITIONAL EMPLOYEES General Govemment ~ 0.11 0.11 0.11 0.11 0.1' Public Safety 0.14 0.14 0.14 0.14 0.1~ Public Works 0.05 0.05 0.05 0.05 0.0: Human Services 0.26 0.26 0.26 0.26 0.2E TOTAL 0.5Ei 0.56 0.56 0.56 0.5E SCHOOL DISTRICT 1.14 1.14 1.14 1.14 1.1~ ADDITIONAL EMPLOYEES SECTION 4 -PROJECTED FISCAL IMPACT OF PROJECT ON COUNTY GOVERNMENT 3 YEAR 2001 2002 2003 2004 200 TAX BASE ($1000) 2800 6230 10886 15433 19249 REVENUES ($) , Property Tax 25732 57254 100040 141$2$ 176896 Other Taxes, 787 1730 2955 4119 5091 Intergovernmental 1524 3348 5719 7973 985@ Service Charges 573 1259 2151 2999 3707 Miscellaneous 294 fi4fi 1104 1539 1902 TOTAL ($) 28911 64237 111969 158458 197450 EXPENDITURES ($) General Government 1151 2529 4320 6023 7444 Public Safety 1231 2704 4619 6439 7958 Public Works 486 1067 1823 2542 3142 Human Services 2898 6360 10866 •15147 18722 Education 8007 175$6 30043 41879 51764 Non-Departmental 535 1176 2009 2800 3461 TOTAL ($) 14306 31422 53680 74829 92491 NET FISCAL IMPACT $ 14605 32815 58290 83628 104959 YEAR 2006 2007 2008 2009 201 ~ TAX BASE ($1000) 19730 20223 20729 21247 21778 REVENUES ($) Property Tax 181318 185851 190497 195260 200141 Other Taxes 5218 5349 5482 5619 5760 Intergovernmental 10101 10353 10612 90878 11149 Service Charges 3799 3894 3992 4091 4194 Miscellaneous 1950 1999 2049 2100 2152 TOTAL ($) _ 202386 207446 212632 217948 223397 EXPENDITURES ($) General Government 7630 7$21 8016 8217 8422 Public Safety 8157 8361 8570 8785 9004 Public Works 3220 3301 3383 3468 3555 Human Services 19190 19670 20161 20665 21182 Education 53058 54385 55744 57138 58566 Non-Departmental 3547 3636 3727 3820 3916 TOTAL ($) 94$03 97174 99603 102093 104645 NET FISCAL IMPACT ($) 107583 110272 113029 115855 118751 SECTION 5 -PROJECTED FISCAL IMPACT OF PROJECT ON SCHOOL DISTRICT YEAR 2001 2002 2003 2004 20C REVENUES ($) County 8007 17586 30043 41879 5176 School District 5320 11837 20683 29322 3657; State 14536 31927 54542 76031 9397 TOTAL (~) 27862 61350 105267 147233 182313 EXPENDITURES ($) County 8007 17586 30043 41879 51764 School District 2656 5834 9967 13894 1717: State 14536 31927 54542 76031 93977 TOTAL (~) 25199 55347 94551 131804 162914 NET FISCAL IMPACT (~) 26G4 6003 10716 15429 19399 YEAR 2006 2007 2008 2009 201 REVENUES ($) County 53058 54385 55744 57138 5856E School District 37487 38424 39385 40369 41378 State 96326 98734 101203 103733 106326 TOTAL ($) 186871 191543 196332 201240 206271 EXPENDITURES (~) County 53058 54385 55744 57138 58566 School District _ 17602 18043 18494 18956 19430 State 96326 98734 101203 103733 106326 TOTAL ($) 166987 171162 175441 179827 184322 NET FISCAL IMPACT (~) 19884 20382 20891 21413 21949 SECTION 6 -SUMMARY OF PROJECTED DEMOGRAPHIC/FISCAL IMPACTS YEAR 2001 2002 2003 2004 200 HOUSING UNITS 7 15 25 34 4~ POPULATION 18 38 64 87 10! SCHOOL CHILDREN Elementary 3 5 9 12 1 Middle 1 2 3 5 ~ High School 1 2 3 4 , TOTAL 4 9 16 ~ 21 21 COUNTY EMPLOYEES 0.10 0.21 0.34 0.46 0.5 SCHOOL EMPLOYEES 4.20 0.42 0.70 0.95 1.1 TAX BASE (1004) 2800 6230 10886 15433 19249 COUNTY BUDGET (~) Revenues 28911 64237 111969 158458 197450 Expenditures 143p6 31422 5368p 74829 92491 BALANCE 14605 32815 58290 83628 104959 (SCHOOL DISTRICT BUDGET (~) Revenues 27862 61350 105267 147233 182313 Expenditures 25199 55347' 94551 131804 162914 BALANCE 2664 6003 10716 15429 19399 COMBINED BUDGETS (S) Revenues 56774 125586 217237 305691 379764 Expenditures 39505 86769 148231 206634 2554p5 BALANCE ~ _ 17269 38817 69006 99057 124,358 YEAR 2006 2007 2008 2009 2010 HOUSING UNITS 41 41 41 41 41 POPULATION 105 105 105 105 105 SCHOOL CHILDREN Elementary 15 15 15 15 1: Middle 6 6 6 6 F High School 5 5 5 5 ; TOTAL 26 26 26 26 2E COUNTY EMPLOYEES 0.56 0.56 0.56 0.56 0.5~ SCHOOL EMPLOYEES _ 1.14 1.14 1.14 1.14 1.1~ TAX BASE (1000) 19730 20223 20729 21247 21778 COUNTY BUDGET ($) Revenues 202386 207446 212632 217948 223397 Expenditures 94803 97174 99603 102093 104645 BALANCE 107583 110272 113029 115855 118751 SCHOOL DISTRICT BUDGET (~) Revenues 186871 191543 196332 201240 206271 Expenditures 166987 171162 175441 179$27 184322 BALANCE 19884 20382 20891 21413 21949 COMBINED BUDGETS ($) Revenues 389258 398989 408964 .419188 429668 Expenditures 261790 268335 275043 281920 288968 BALANCE 127467. 130654 133920 137268 140700 SECTION 7 - SUMMARY OF PROJECTED PUBLIC SCHOOL CAPACITY IMPACTS SCHOOL DISTRICT DATA: School District: Orange County Chapel Hill-Carrboro YEAR 2001 2002 2003 2004 200: SCHOOL CHILDREN ' Elementary I 3 5 9 12 1: I Middle 1 2 3 5 E High Schodl 1 2 3 4 TOTAL 4 9 16 21 2i; YEAR 2006 2007 2008 2009 2011 SCHOOL CHILDREN Elementary 15 15 15 15 1 Middle 6 6 6 6 E High School 5 5 5 5 TOTAL 26 26 2G 26 2fi SCHOOL CAPACITIES -ALL SCHOOLS Elementary Middle High School TOTAL I CURRENT ENROLLMENT -ALL SCHOOLS 3688 Elementary 3922 2104 Middle 1$97 2665 High School 2110 8457 TOTAL 792! YEAR 2001 2002 2003 2004 200; PROJECTED ENROLLMENT Elementary Middle High School TOTAL 3925 3927 3931 3934 1898 1899 1900 1902 2111 2112 2113 2114 7933 7938 7945 7950 3937 1903 2115 7955 YEAR 2006 2007 2008 2009 2011 PROJECTED ENROLLMENT Elementary Middle High School TOTAL 3937 3937 3937 3937 1903 1903 1903 1903 2115 2115 2115 2115 7955 7955 7955 7955 3937 1903 2115 7955 School Attendance: NO ) Elementary School 57~ Middle School 229 YES ) High School 21' s/~+1~ 1 2 3 4 S 6 7 8 9 to 11 12 13 14 1S 16 17 18 19 20 21 22 23 24 25 26 27 28 29 3Q 31 32 33 34 35 36 37 38 39 40 41 42 43 44 4S 46 47 FINANCIAL IMPACT: Fiscal Impact Analysis included as an attachment. RECOMMENDATION: Planning StafF Approval, in accordance with the attached Resolution of Approval. Barrows made reference to the Fire Marshall's comment on page 79 about the consideration of a secondary means of ingress/egress for emergency response and mitigation measures. Garrett said that at the concept plan, the board discussed this because the staff was requesting a stub out, and the board approved the concept plan without the stub out. Dan Jewel, the developer for Buckhorn Ridge, thanked the staff for their time and said that they aze in agreement with all of the recommendations in the resolution. He said that it was a low density development and the smaller lots, that still exceed the minimum requirement for the zoning district, aze placed where they are because that is the flat, open part of the property that had been timbered several years ago. MOTION: Selkirk moved to accept the Preliminary Plan for Buckhorn Ridge as recommended by the staff. Seconded by Gooding-Ray. VOTE: Unanimous. (3) The Woodlands (Chapel Hill Township - 41 Lots) Presentation by Tina Moon. PURPOSE: To consider an application for Preliminary Plat approval of The Woodlands BACKGROUND; Request Preliminary Plat approval for a conventional major subdivision Applicant: Kim Henry, agent for Builders' Mazketing Group, Inc. • Forty-one (41)single-family residential lots proposed on a 108+ acre tract (TM 7.118..26) • 94.$ acres in Orange County; 13.2 acres in Chatham County • Average Lot Size =1.673 acres (Gross Average Lot Size) = 2.634 acres Locarian * Southwest Chapel Hill Township • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road • Majority of lots 11 and 12, and portions of lots 13, 21, 22, and 23 in northern Chatham County Existing Site Conditions Zoning • Western two-thirds of site is in the Agricultural Residential (AR) zoning district and the Haw River Protected Watershed • 301ots aze proposed in the AR/Haw PW • Average Lot Size = 1.395 acres 3~ 1 • Eastern third of the site is in the Rural Buffer (RB) 'zoning district and the University Lake 2 Protected Watershed . 3 • 71ots aze proposed in the RB/University PW 4 • Average Lot Size = 2.135 acres 5 • 41ots are proposed in both the AR/Haw PW & RBlUniversity PW 6 Average Lot Size = 2.288 acre 7 • Impervious surface limits are listed for each lot based on the watershed regulations s • Adjacent Land Uses are predominately vacant; thexe is one single-family residence by the 9 northeastern comer of the site 1o Physical Description 11 • Rolling land with two lazge rock outcrops on the high points of the site 1z • Timbered in last few yeazs but still significant hazdwoods and evergreens 13 • A pond fed stream flows under proposed Nine Gates main road entrance and drains to 14 Meadow Branch 15 • Pritchards Mill Creek stops just short of the north eastern site boundary line 16 • The beginning of intermittent stream that drains into Wilkinson Creek is located at southern 17 portion of the tract 18 19 Proposed Site Conditions 20 Roads: 21 • Access to subdivision from Jones Ferry Road (SR 1942) 22 • Four public roads to be constructed to NCDOT standards 23 • Nine Gates Road meets NCDOT collector road standazds---as requested by staff. 24 • The proposed SO-foot right-of--way shown on Sheet 2 between lots 32 and 33 and noted as 25 "reserved far possible future dedication" must be formally dedicated to the County as part of 26 the Final Plat approval process. 27 Open Space: 2s 16.199 Acres; 15% of 108-acre tract 29 Water-Sewer: 30 A1141 lots will have individual wells and septic systems 31 Orange County Environmental Health Department has located suitable septic sites for.all lots 32 33. A en Comments 34 Requests for agency review were sent to: Chatham County Planning Director, NCDOT, Erosion 35 Control, County Engineer, Recreation and Parks, Orange County Schools, Soil and Water 36 Conservation, County Attorney, and the Fire Marshall. 37 Chatham County Planning Director comments: Orange County approval su£Ficient for entire 3s tract including Chatham County portions. A Mylar copy of the approved plat must be filed 39 with the Chatham County Register of Deeds and a paper copy submitted to Planning 4o Department for their records. 41 • NCDOT comments (attached) 42 • Emergency Management comments from concept plan resubmitted for preliminary plat 43 (attached) 44 45 Develo ment Process Schedule and Action: 46 • First Action: 1 The Planning Board approved the conventional concept plan for Nine Gates (now The 2 Woodlands) on January S, 2000 with the following conditions: 3 1. All roads shall be public and proposed to be built to NCDOT standards with additional 4 five (5) foot utility easements on each side. Sight distance triangles (10' x 70') to be 5 shown for each street. The right-of--way at intersections shall be improved to NCDOT 6 standards. 7 2. The right-of--way of Nine Gates Road shall extend to the eastern, external property line of 8 the subdivision in the proximity of lots 37 and 38. A conveyance of a 50-foot right of 9 way, with 20' construction easements on each side, from the proposed location of Nine 1o Gates Road to the eastern property line is acceptable in-lieu-of canstruction. A 30' Type 11 A buffer shall extend along all portions of Nine Gates Road and along the street extended 12 to the eastern property line. 13 3. If a sign is anticipated, reserve a sign easement on lot number 1 at entrance to 14 subdivision. 15 4. Each lot shall contain an adequate azea for septic disposal and a repair azea as approved ~6 by the Orange County Division of Environmental Health. 17 5. Indicate on preliminary plat azeas for on-site infiltration of storm water that demonstrates 18 compliance with Article 6.23.3a of the Orange County Zoning Ordinance. 19 6. Driveway access points to be a miniumum of 75 feet from the intersection of street right- zo of-ways. 21 7. The Common Area tract to be held in homeowner's association in perpetuity and cannot 22 subdivided or recombined with adjacent lots. 23 $. Either dedicate all of the land adjacent to Nine- Gates Road to the NCDOT or place the 24 Land in the Homeowner's Assaciatian as open space. . 25 9. Submit verification that the requirements of NCGS Chapter 70 Article 3 Unmarked 26 Human Burial and Human Skeletal Remains Protection Act have been met or will be met. 27 • Second Action: 28 Planning Board approval, approval with conditions, or denial of proposed subdivision 29 1. Action within two regularly scheduled Planning Baards meetings, or extension thereof; 30 2. Tf the Planning Board fails to act within the specified time period, the application is 31 forwazded to the Boazd of Caunty Commissioners with the Planning Boazd minutes and 32 the Planning Staff recommendations and conditions anly. 33 34 FINANCIAL IMPACT: Fiscal Impact Analysis (attached) 35 _ 36 RECOMMENDATION: Plannine Staff 37 Appcovat in accordance with the attached resolution 38 39 Moon noted that some of the neighbors of the property have called and expressed concern about 40 increased traffic as a result of this subdivision. She made reference to the resolution and said 41 that NCDOT will not accept the roads until all of the lots have been built and occupied. The 42 staff is recommending a. construction of a left-hand turn lane on Jones Ferry Road. The staff is 43 also recommending that the 50-foot right-of-way between lots 32 and 33 must. be formally 44 dedicated to Orange County. Moon also noted that the existing private road, Nine Gates, will be 45 upgraded to sere as the subdivision entrance road and as such will be classified as a collector. 4b The standard landscape buffers and 70-foot right-of--way requirements will be waived, however, 47 due to the physical constraints of the site. 48 1 Kim Henry, agent for Builder's Mazketing Group, Inc., made reference to the left-hand turn lane 2 condition. She said that the construction of this turn lane would be very significant. She agreed 3 that the turn lane would be safer, however, there would be quite a bit of impact to the area by the 4 construction of the turn lane to NCDOT standazds for a state road with a posted 45-mph speed 5 limit. She said that it would require almost 1000 feet on both sides of the road. She said that she 6 had no land to dedicate for this construction. She mentioned Mr. Delos O'Daniels, who would 7 be most impacted by the construction of the turn lane and is very much against it. She said that s the Planning Department did contact NCDOT District Engineer Mike Venable to inquire as to 9 whether the traffic count on Jones Ferry Road did necessitate a turn lane, and he said that it did 1o not. She said that all of the other conditions for this subdivision have been met and she just 11 wanted to call this particulaz one to the boazd's attention. 12 13 Chair Allison read a letter from Delos O'Daniels, stating the opposition to the construction of the 14 turn lane. This letter is stated below: 15 16 "When I was advised Tuesday night, May 2, 2000 of your total insensitive idea to 17 mutilate a stretch of Jones Ferry Road, I was shocked. Since I will be out of town and 18 unable to attend your meeting Thursday, May 4~', I wish to enter this letter into the 19 minutes of your meeting in opposition to your proposal. If you choose to go forward 20 with your proposed action of a 650-foot left turn lane on our property, it will be settled in 21 court." 22 23 Barrows said that it was interesting that Mr. O'Daniels came at the concept stage and complained 24 about the traffic and was worried about the safety. 2s 26 Goodwin asked to heaz a comment from the staff on the issue of the turn lane. 27 28 Benedict said that the staff looks at the size of the project, what road it is on, and the volume of 29 traffic on the existing road. He said that there would be a reasonable amount of traffic from this 30 subdivision. There would be traffic even at night on Jones Ferry Road coming in from Chapel 31 Hill. Based on the concerns of the Planning Boazd and the County Commissioners, the County 32 can be more restrictive than NCDOT standards. 33 34 Goading-Ray asked if the staff addressed Ms. Cox's concern about access to her land during the 35 construction. Henry said that Ms. Cox would always have access. 36 37 Benedict said that at last night's meeting, NCDOT was here discussing roads that were built in 38 the past, and how some of the private roads were then requested to become public, and the width 39 of the roads have been deficient. He said that the 50-foot azea would be used in this case. 4o Selkirk asked how much the turn lane is really needed in this situation and if there would be 41 sufficient traffic in the evening to warrant the turn lane. 42 43 Benedict said that Jones Ferry Road does have more traffic on it than Richmond Hill Road, and 44 the volume has been increasing over the last few yeazs. 45 46 Strayhorn asked what NCDOT's criteria was for a turn lane. Benedict said that it varies in 47 different circumstances. 48 1 Mark ONeal, with Pickett Sprouse Real Estate, said that plus or minus 500 cars based on a 2 4,000 traffic count per day would require a turn lane. Also, a subdivision with over SO lots 3 would require a turn~lane. NCDOT's traffic count in 1997 on Jones Ferry Road is 4,300 trips per 4 day. 1Q 11 12 13 14 15 16 17 18 19 20 21 22 23 24 2s 26 27 2$ MOTION: McAdams moved to accept the Preliminary Plan for The Woodlands subdivision as recommended by the staff. Seconded by Barrows. VOTE: Ayes, 4; Noes, 4 (Selkirk, Gooding-Ray, Strayhorn, Allison) Strayhorn and Selkirk felt that a turn lane is not needed. Gooding-Ray also felt that a turn: lane is not needed. She added that the number of lots does not warrant a turn lane, although it might become necessary in the future, as there is more development. Allison had a concern about this particular case. The preliminary plan for The Woodlands goes forward to the County Commissioners without a Planning Board recommendation. Gooding-Ray said that she was concerned about the last paragraph in Ms. Cox's letter where she requested that the Planning staff send her updated information. Benedict said that ifthe staff gets a request, they fax it to the person who is requesting it. (4) New Hope Springs -Section 3 (Chapel Hill Township - 9 Lots) Eddie Kirk made the presentation. PURPOSE: Consideration of the Freliminary Plan for New Hope Springs Section Three Subdivision. BACKGROUND: Request.- Preliminary Plan Applicant: B K. & K Properties • Subdivision follows the conventional plan. • 9single-family lots on 24.12 acres (including rights-of way) Average lot size -- 2.b1 ac. • Minimum to Actual Lot Size Ratio (MTAR) is 1.31. Minimum lot size is 2.0 acres. 0% common open space is provided. . Location The, property is located off the south side of Davis Road at the end of Section Two of New Hope Spring; Chapel Hill Township. Existin and Pro osed Conditions Existing: • Current zoning is Rural Buffer (RB). • The property is not located in a designated protected watershed. Physical Features: • There aze no streams indicated an the property. • The site is entirely wooded with mixed hazdwoods and pines. Adjacent Land Use: Ma:y-04-00 01 :07P Prudential Carol inasRlty ,a F,~m ~~,~ . ~ ~~40 r of P~~: ~ ~~' ~,\~A^- "~'i- 39 P.O1 Lynn Iran C~.~r ~Pr~d~n#~a! Ca~d~,~~s R~ -~~Q~' ~ Fr~r~~tlln S -C1~~~1 l~i~l,1'~~C ~'~~ia -~or~~: (9i9~19Z9w2~~~3 -fax: (99~) ~~~i~~ Msy-04-00 O1 :07P Prudential Carol ina,sRl-try Lynn liwin Cox 302 Nine Gates Rnad Chapel ~lill,l~iC ?7516 Chairperson and Members Orange County Planning Hoard 3ab Revcrc Road Hillsborough, NC 27278 Dear Members, As the property owner that is the most impacted by Che Nine Cates Subdivision (The Woods) off Janes Ferry developed by Kim Henry, I have several concerns. Unfortunately, T will be unable.to attend the meeting this week sa [would appreciate your entering this letter into the record. 1 am vary concerned about widening Ninc Gates to a SU ft. state maintained rand. !tight now there is a mature hedgerow which is the habitat For many species of wildlife. Also, i am attempting to reestablish a quail population and hedgerows provide cover for these birds. With the widening of the road this habitat will be destroyed. fn addition, I am very concerned about the traClic this subdivision will generate and ability Cor.vchicles to safely access Nine Gains Crom Jones Ferry and visa versa Also, I am extremely concerned about the future ca~nstruciion oC Ninc Uatcs as a connector road. if this should occur, what is now a quiet and beautiful, pastoral gravel road wit l become a major cut through Cor trade wishing to get to Highway 5~4 or the northern part of the county from 15-501. it is my ~mderstauding that tho !ruin property will be donated to the Nature Conservancy which would not be compatible with a high traffic artery cutting through it. Finally, T am concerned about my ability to access my home while the road is being constructed and emergency vehiclosr ability to access my property at any time. 1 do not work regular nine io five hours so it is irnportaztt to have this road open at a!1 times to accommodate my work schedule and Cor safety. Two weektt ago, I requested that the Planning staff send me the updated pertinent infarmatian about this subdivisiom,.hawever, !have not received it. Thanks you Cor your attention. Sincerely yours, ;~~~~~~. Lynn~Icarin Cax P.Oe May 4, 20(10 ~~AY-04-00 THU 10; 20 AM WTVD SALE5 4' FRX, N0. 9196827476 ~ P. O1 ~~ . Sales Department ~ . 411 LIBERTY STREET DURHAiUI, NC 27701 . ., ~aCSirniie Cover Shee# ~ ~-Tl ~~uNl~& from ompany. Phase: ~: Fax: Frarn: Company: . Phone_ Fax. De#e: Pages including Chia . eov®r page: Chris Nesbitt Genera! Sales 1'~anager ~ . VVTYD, NewsChanne! 1.7, ABG 919-683-1111 919-682-7476 ~--~r ~W . ~MAY-04-00 THU 10 21 AM WTVD 5ALE5 FAX X10, 9196827478 p, 02 ~,~,K~. c ~~a,,,,,~ ~~0 5~3'~~ `mom, -/o a,.n ,o.,~oC n~-~finee~ w~ R~ ~ ~.~.~ o~ Y~ ~d fo aa~F Lh,v~ o~5*'f'iaA 7~i 'f/iis /Yta~jaoa-Q, die V ~ a~d/~'lm-r d~ S~~uo 9J~Ci f~' ~ ~ /7DaCC/< t~~lC deo~z~ ~ha~ a~iar, ~fJ~eo ~ ~ 6 ~.. 1~ `.~..~ ~~9.9aq ~ ~9~~ May 4 '00 17:34 P. O1 43 Lucy H$ttber 3520 Moonlight Drive Chapel Hill, NC 27516 919-929.8520 May 4, 2000 T"tna Moan Orange County Department of Planning Fan ~ 6~-30Q2 Ms. MQOa: Iltank you for speaking with me this afternooq regarding she proposed Nine Gates Subdivision. I most likely will not be able to attrnd the meeting mrught so I thought I'd use this letter to convey some of my caneents. My overwhelmitrg concern is that the proposed development sets a precedent that will permanently alter the character of the neighlrorhood in which we live. My husband and I have been living in tba Turkey Run subdivision for over 13 years and have grown to appreciate the rural and wgadsy character of our sptroundiatgs. Excluding the Mel Oaks subdivision (which is an anomaly), most of the hameq, those along Jones Parry Road and adjoining neighborhoods, are on large wooded lots. I had presumed that local ordinanc~ensured/protected this way of life. Every day I look forward fA leaving the bypass, crossing the lake grid checking out the horses in the pasture on my trek horse. Although the proposed development is setback from the road, I'm concerned that future development of adjoining property will assume the characteristics of the new developraettt From the developer's descriFciorr, I envision huge "Cary-argue" homes on relatively small lots, cleared of trees m make waJr for the septic systems necessary to accommodate five bedroom, faun lath haasea with paved drives. My other concern is that of the proposed changes to the road. ?he proposed left-ta>rn lane sounds as though it mlglu be a bit cxceaaive. I can appreciate the baard'a interest in ensttrittg the safety of tesidents and passers-by but I fear that the proposed renovation may ba a little ovarbailt (along tl~ scale of what.oocun+ed apt the Calavander intersection). There are more dangerous intersections along Jonas Ferry Read (i.e., at Damao:.•~=Church) that could use the efforts of the l](rY'. I suppose it all bails down to the cariying capacity of the road. Whoa is this capacity exceeded? And what are the long-range plans fns moving cars, wcka and bikes sa&ly? Perhaps it's time to look at wbethet the ordinances are ample m protect tl~ way of life that attracted my neighbors snd I a, this part of tba county in the first place. I can appreciate that change ~ ~+ but I think that we should work together to cnsnre that Orange Cannty >s a desirable plane to be. Rey. ~" Lucy Herber BUILDERS' MARK~TIl~TG GROUP, INC. LAND DEVELOPMENT & NEW HOME SALES 512 Ironwoods Drive, Chapel Hill, NC 27516 (919) 968-4588 (fax) 932-9012 May 9, 2000 Orange County Planning Department Craig Benedict, Director 306 F Revere Road Hillsborough, NC 27278 Dear. Craig, I received this e-mail today and am sending this copy to be included in the package that goes to the Commissioners. This does confirm that the Irvin property will, indeed, go to the Triangle Land Conservancy and never be developed. This eliminates the need for the future connector to that property through The Woodlands. This will also calm the fears that adjoining property owners have that traffic other than that generated in The Woodlands. would be using Nine Gates Road as a short-cut to Jones Ferry Road. I would lilge to formally request that the stub-out requirement be dropped from the Prelinvnary Approval conditions. In regard to the Left Tuna Lane, I truly am divided myself - as I stated to the Planning Boarcl, I would like to have that margin of safety for the future Woodlands homeowners but, at the same time, I do not want to be caught between the County saying, `wild it", and adjoining property owners telling me I am facing a court battle to obtain needed construction easements. I have talked with Mike Venable, NCDOT, about the possibility of less invasive road shoulder and ditchline widths that DOT would find acceptable and intend to meet with Mr. O'Daniel next week to see if he would be willing to compromise if I also offer to build a new driveway far him to access Nine Crates. With regards, Kim Henry, president Builders' Marketing Group, Inc, cc: Robert Davis, Tina Moon 4 Subj: FW: ©inor M. Irvin hate: 5/9/00 5:57:17 AM Pacific Daylight-Time From: dfrankstone~hfgmlaw.com (David Frankstone) To: khenrydevt7u aol.com ('khenrydev@aol.com~ FYI -This is the email that I sent yesterday to the head of OC Planning Department David R Frankstone, Attomey~t-Law 870 Airport Road Chapel Hill, NC 27514 (919) 988.4717 Fax (919) 929-1415 dfrankstone(~higmlaw. com -~--0riginal Message- Fmm: David Frankstone Sent: Monday, May 08, 2000 5:50 PM To: 'cbenedct~co.orange.nc.us' Subject: Elinor M. Irvin Dear Mr. Benedict: I represent Elinor Irvin, on older woman who owns a large farm on Jones Feny Rcad in Orange County. Her land abuts the Indy Cannon property that Kim Henry and her husband propose to subdivide. I believe that a suggestion has been made by the county planning staff that it would be prudent to stub out a road to Mrs. Uvin's boundary. k is that issue that I am writing about. 1 have been Mrs. Irvin's lawyer for at least the last 10 years. During that time it has always been her intention to dispose of her property at her death by giving the Earn to the Triangle Land Conservancy. Subdivision of her property would not be permitted, farming and forestry uses could and would be continued as to part of the land and the remainder would be conserved as undeveloped woodland. This is still her intention and I believe that it will continue to be so. So, a road would never cross her property unless the right of way was taken by eminent domain. Thank you. David R Frankstone, Attorney-at-Law 870 Airport Road Chapel Hill, NC 27514 (919) 968~F717 Fax (919) 929-1415 dfiankstone~hfgmlaw.com FAX COVER To: Orange County Planning Dept. Company Fax Number :644 3002 4E From :Janice S. Cenci Company :Janice S. Cenci, CPA Fax Number :91 9 942-391 1 Subject :Proposed Woodlands Subdivision Pages including cover page: 3 Date :6/14/00 Time :3:30:54 PM WinFax PRO Cover Page I/i ~... 47 June 13, 2000 Orange County Board of Commissioners Orange County Planning Board Subject: Proposed Woodlands Subdivision Last Saturday there was a fatal accident on Jones Ferry• Road neaz University Lake. A car crossed the center line and hit one of my neighbors and her two young children head on. Thzy were subsequently rear-ended. Two people were thrown from the other car and ' died. Iv1v neighbor and her children were not seriously injured. Several months ago another neighbor was not as fortunate. His truck was involved in a collision on Jones Ferry Road at Damascus Church Road. As a result of that accident, he suffered spinal chord injuries and may not walk again. Both accidents occurred during the day. As I mentioned at the Commissioners meeting June 6, 2000,, I have lived in Turkey Run Subdivision since 1988. The increase in traffic on Jones Feny Road has become very noticeable in the last few years. The traffic flow throughout the day is constant now, unlike a few yeazs ago. Jones Ferry is a lovely, winding country road, now heavily traveled by speeding cars and dump trucks that frequently cross the center line while negotiating the curves. The road has become, in my opinion, unsafe for recreational use, although many people still ride bicycles on it. Of the 1 S houses on our street, the occupants of 3 of those homes have been involved in collisions on Jones Ferry Road within the last year or so - an astonishing 20°ro! That figure does not include the man who was so seriously injured in the accident at Damascus Church Road because he lives a few streets over. It does include a neighbor who, after living here for longer than I, moved to -Bowden Road just prior to his accident. I understand that the current regulations require that a traffic impact study be performed for proposed subdivisions with as many as 35 homes. I understand further, that this regulation was enacted after the application for the proposed Woodlands Subdivision was filed. The 41 homes proposed for the Woodlands would add an additional 80 or so personal vehicles, plus delivery vehicles, construction traffic and maintenance vehicles to an already heavily traveled country road. If,, as it appears, there is a problem with the current level of traffic on Jones Ferry Road, must we exacerbate the problem by allowing even more development? Is rampant growth inevitable? I have contacted the State Highway Patrol office in Graham to obtain statistics about the number and pattern of accidents they have investigated on Jones Ferry Road. I am not ~iee ~. ~,anw .. ,.. _ ,_ __ . , . -• - - y ---• -,.....~ ....r.. .._._. _ .. ...... ..................~ ...~ rage a OT.. 48 certain thz information will bz complete, but I recomanend data likz that be sh~died prior to approving fiirth~r development. Janice C~lci 3608 Moonlight Drive Chapel Hill, 1\C 27516 (919) 969-7552 ORANGE COUNTY PLANNING 8~ INSPECTIONS DEPARTMENT Craig N. Benedict, AICP, Director eopnte or ®~ Current Planning ~~ ~ °~ 306E Revere Road (919) 245-2575 u ~ P O Box 8181 (919) 644-3002 (FAx) Hillsborough, vwvw.co.orange.nc.us ~'°~rb E.,°<~°° North Carolina, 27278 MEMORANDUM TO: Orange County Planning Board FROM: Tina Moon, Planner II DATE: June 14, 2000 SUBJECT: The Woodlands Subdivision The Planning Board reviewed the preliminary plat for The Woodlands, a proposed major subdivision in Chapel Hill Township on its May 4, 2000 regular meeting. The Board's discussion after the presentations focused on the Planning Department's recommendation for a left tum lane on Jones Ferry Road, and resulted in a tie (4-4) vote. In the case of a tie vote, the application is forwarded to the Board of County Commissioners with the Planning Board minutes and the Planning Staff recommendations and resolution for approval. The Board of County Commissioners reviewed the application on June 6, 2000, and deferred their decision until June 29"', requesting additional information in several areas. One area of discussion revolved around the meaning of the Planning Board's tie vote. The applicant has requested that the Board clarify the intent of their tie vote-if the vote represented their approval of the subdivision in general but concern over the turn lane, or if the vote portrayed their denial of the proposed subdivision altogether. The applicant has agreed to construct a left turn lane off of Jones Feny Road to provide safe access into Nine Gates Road, the entrance road for The Woodlands. Please review the Planning Board's minutes regarding this item. A copy of the Planning Board's agenda abstract for The Woodlands is also attached for information. The applicant has requested that the Planning Board reconsider this proposal and vote on the Preliminary Plat for the Woodlands, 41-lot conventional subdivision with a left turn lane off of Jones Feny Road. ~l~-1 ~~~ 2 4 there will be questions and comments by the Planning Boazd. He limited the public input to a total of five minutes for those in favor and another five minutes for those in opposition. AGENDA ITEM #7: COMMITTEE/ADVISORY BOARD REPORTS 6 a. Board of Adjustment 7 Barrows reported that there was election of officers and a request s for a telecommunications tower that was approved. Howazd 9 McAdams is the new Chair. 10 b. Agricultural Districts Advisory Board - no meeting 11 c. Historic Preservation Commission - no meeting 12 d. Ordinance Review Committee - no meeting 13 e. Shaping Orange County`s Future, 14 Benedict reported that there would be a public hearing on August 15 28, 2000 and the Shaping Orange County's Future report will be 16 heazd. 17 18 AGENDA ITE #8: SUBDIVISIONS 19 a. Preliminary Plans 20 (1) The Woodlands 21 (Chapel Hill Township - 41 Lots) 22 23 Chair Allison said that the board agreed on everything but the turn lane on Jones Ferry Road. 24 25 Benedict gave an overview of this plan. It was taken to the County Commissioners a couple of 26 weeks ago, and the Board, even after an explanation, did not understand that the subdivision was 27 adequate, but that the vote was split on the turn lane issue. The applicant agreed to put in the left 28 turn lane after the Planning Boazd meeting and before the Boazd of County Commissioners' 29 meeting. He asked if the Planning Boazd would approve this plan since the applicant was willing 3o to include the turn lane. He said that the Planning Board could have one vote concerning the 31 subdivision and one vote concerning the turn lane. 3z 33 PURPOSE: To consider an application for Preliminary Plat approval of The Woodlands 34 35 BACKGROUND: - 36 R~, equest Preliminary Plat approval for a conventional major subdivision 37 Applicant: Kim Henry, agent for Builders' Mazketing Group, Inc. 3s Forty-one (41)single-family residential lots proposed on a 108+ acre tract (TM 7.118..26) 39 • 94.8 acres in Orange County; 13.2 acres in Chatham County 40 Average Lot Size = 1.673 acres (.Gross Average Lot Size) = 2.634 acres 41 Location 42 Southwest Chapel Hill Township 43 • South side of Jones Ferry Road approximately 900 feet east of Ferguson Road 44 • Majority of lots 11 and 12, and portions of lots 13, 21, 22, and 23 in northern Chatham 45 County ~~ 1 Existin Site Conditions 2 Zoning 3 + Western two-thirds of site is in the Agricultural Residential (AR) zoning district and the Haw 4 River Protected Watershed 5 301ots are proposed in the AR/Haw PW 6 • Average Lot Size = 1.395 acres ~ • Eastern third of the site is in the Rural Buffer (RB) zoning district and the University Lake s Protected Watershed 9 • 71ots aze proposed in the RB/LTniversity PW 10 • Average Lot Size = 2.135 acres i i • 41ots aze proposed in both the AR/Haw PW & RB/University PW 12 • Average Lot Size = 2.288 acre 13 • Impervious surface limits are listed for each lot based on the watershed regulations 14 Adjacent Land Uses aze predominately vacant; there is one single-family residence by the 15 northeastern corner of the site i 6 Physical Description i ~ Rolling land with two large rock outcrops on the high points of the site 1 s Timbered in last few years but still significant hardwoods and evergreens 19 • A pond fed stream flows under proposed Nine Gates main road entrance and drains to 20 Meadow Branch z 1 • Pritchards Mill Creek stops just short of the north eastern site boundary line z2 • The beginning of intermittent stream that drains into Wilkinson Creek is located at southern z3 portion of the tract 24 25 Proposed Site_Condihons 26 Roads: z~ Access to subdivision from Jones Ferry Road (SR 1942) 2s Four public roads to be constructed to NCDOT standards z9 Nine Gates Road meets NCDOT collector road standazds-as requested by staff. 30 • The proposed 50-foot right-of--way shown on Sheet 2 between lots 32 and 33 and noted as 31 "reserved for possible future dedication" must be formally dedicated to the County as part of 32 the Final Plat approval process. 33 • If the lazge tract of property currently owned by Elinor Irvin (TM7.118..25), and located 34 east of The Woodlands subdivision is conveyed to a land conservancy organization, the 35 County will not require the azea in the reserved 50-foot right-of--way to be used for future 36 COI1neChVlty. 37 Open Space: 38 • 16.199 Acres; 15% of 108-acre tract 39 Water-Sewer: 40 A1141 lots will have individual wells and septic systems 41 • Orange County Environmental Health Department has located suitable septic sites for all lots 42 43 Agency Comments 44 Requests for agency review were sent to: Chatham County Planning Director, NCDOT, Erosion 45 Control, County Engineer, Recreation and Pazks, Orange County Schools, Soil and Water 4b Conservation, County Attorney, and the Fire Marshall. 52 1 • Chatham County Planning Director comments: Orange County approval sufficient for entire 2 tract including Chatham County portions. A Mylaz copy of the approved plat must be filed 3 with the Chatham County Register of Deeds and a paper copy submitted to Planning 4 Department for their records. 5 • NCDOT comments (attached) 6 • Emergency Management comments from concept plan resubmitted for preliminary plat 7 (attached) 9 Develo ment Pracess Schedule and Action: 10 • First Actian: 11 The Planning Board approved the conventianal concept plan for Nine Gates (now The 12 Woodlands) on January 5, 200q with the following conditions: 13 1. All roads shall be public and proposed to be built to NCDOT standards with additional 14 five (5) foot utility easements on each side. Sight distance triangles (10' x 70') to be 15 shown for each street. The right-of way at intersections shall be improved to NCDOT 16 standazds. 17 2. The right-of--way of Nine Gates Road shall extend to the eastern, external property line of 1s the subdivision in the proximity of lots 37 and 3$. A conveyance of a 50-foot right of 19 way, with 20' construction easements on each side, from the proposed location of Nine 20 Gates Road to the eastern property line is acceptable in-lieu-of construction. A 30' Type 2 i A buffer shall extend along all portions of Nine Gates Road and along the street extended 22 to the eastern property line. 23 3. If a sign is anticipated, reserve a sign easement on lot number 1 at entrance, to 24 subdivision. 25 4. Each lot shall contain an adequate area far septic disposal and a repair azea as approved 26 by the Orange County Division of Environmental Health. 27 5. Indicate on preliminary plat azeas for on-site infiltration of storm water that demonstrates 2s compliance with Article 6.23.3a of the Orange County Zoning Ordinance. 29 6. Driveway access paints to be a minimum of 75 feet from the intersection of street right- 30 of-ways. 31 7. The Common Area tract to be held in homeowner's association in perpetuity and cannot 32 be subdivided or recombined with adjacent lots. 33 $. Either dedicate all of the land adjacent to Nine Gates Road to the NCDOT or place the 34 Land in the Homeowner's Association as open space. 35 9. Submit verification that the requirements ofNCGS Chapter 70 Article 3 Unmarked 36 Human Burial and Human Skeletal Remains Protection Act have been met or will be met. 37 • Second Action: 3s • Planning Baard consideration of the Preliminary Plat, on May 4, 2000, resulted in a 39 tie vote (4-4). 40 • Planning Board discussion facused on the requirements for, and impact of, a Jones 41 Ferry Road turning lane. Planning Staff has recommended the need far a left turn 42 lane. 43 • The Application is forwarded to the Board of County Commissioners with the 44 Planning Board minutes, and the Planning Staff recommendations and resolution 45 for approval. 46 • Third Actian: 47 Board of County Commissioners consideration of Preliminary Plat 48 1:The Board shall consider the application within a reasonable amount of time. 1 2.During deliberations and consideration of the application the Boazd may defer 2 consideration at any point to pursue additional analysis and review. 3 3.If the Preliminary Plat is approved by the County Commissioners the applicant shall have 4 one (1) year to prepaze and flle a Final Plat or to request none-yeaz extension from the 5 Planning Director. 6 7 FINANCIAL IMPACT: Fiscal Impact Analysis (attached) 8 9 RECOMMENDATION: Plannin Staff to Planning Staff 11 Approval in accordance with the attached resolution. 12 Planning Board 13 Tie vote: application forwarded to County Commissioners with Planning Board 14 minutes, omly. 15 Administration 16 Approval in accordance with the attached resolution. 17 (includes Reoslution B.6. Requirement for a left turn lane on Jones Ferry Road.) is 19 Preston asked how the neighbors became satisfied with the construction of the turn lane, because 20 some of them were upset before. 21 22 Kim Henry, the developer for The Woodlands, said that the primary resident that was affected by 23 the turn lane was Mr. Delos O'Daniel. His pasture would have been encroached upon by 24 NCDOT's original specifications. Ms. Henry met with Mike Venable, who was District zs Engineer of NCDOT at the time, and he agreed to a narrower shoulder and ditch width. Mr. 26 O'Daniel was satisfied with the adjustment. All of the other neighbors are also satisfied with 27 11115. 28 29 MOTION: Katz moved to accept the staff's recommendation for the 3o Preliminary Plaa of The Woodlands including the left turn lane on 31 Janes Ferry Road because both parties have agreed to its 32 construction. Seconded by Gooding-Ray. 33 3a Strayhom verified that Mr. O'Daniels came to the Board of County Commissioners' meeting and 35 that there was agreement to the left turn lane. 36 37 VOTE: i.Tnanilno,as 38 39 (2) Sunrise Springs 40 (Chapel Hill Township - 8 Lots) 41 42 Eddie Kirk made the presentation. 43 44 PURPOSE: Consideration of the Preliminary Plan for Sunrise Springs Subdivision. 45 46 BACKGROUND: 47 Re uest - Prelimina Plan 48 Applicant: Dr. Wally Diehl 5~ ORANGE COUNTY PLANNING & INSPECTIONS DEPARTMENT POST OFFICE BOX 8181 - 306-F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278. 6wwwtr n ~ ~~ 'r v ~'"re n~wv~ EROSION CONTROL DIVISION Carrboro/Chapel Hill 968501 Durham 688-7331 Hillsborough 732-8181 Mebane 227-2031 Telephone Extension 2585 FAX 919-64A.-3002 Memorandum TO: Craig Benedict, Planning Director FROM: Warren Faircloth, Erosion .Control Supervisor SUBJECT: Woodlands Subdivision DATE: June 14, 2000 On Tuesday afternoon, June 13, 2000, Tina Moon and I met with Lynn Cox to discuss her concerns about the impact of construction and runoff on lien property. The main concern is runoff through her two lots. The site plan proposes to discharge runoff from part of the roads and lots into an existing drainageway through Ms. Cox's woods and pasture. The concern is flooding the pasture and causing wet ground. Based on the information in the site plan and our inspection this is an appropriate location to discharge the runoff since it is the natural path for runoff from the existing topography. The plan incorporates measures to limit the increase in ,runoff (large lots, impervious surface limits, and grass channels); however, development will still increase the rate and volume of runoff. It appears that care and supervision will be necessary ,during construction to ensure that runoff does follow this natural path due to irregularities in the ground below the point of discharge. Another concern is the effect of runoff on the undeveloped lot of Ms. Cox, particularly the septic field. The site and road plans indicates that runoff will be diverted around this lot using the road ditches. Again, care will be required during construction. There are other issues related to construction that are beyond the Department's jurisdiction, such as maintaining access to Ms. Cox's property during construction, ensuring electricity and telephone services are not interrupted by construction, and providing a driveway pipe at the pasture gate. It would be advisable for the developer to initiate contact with Ms. Cox to discuss these issues, particularly the ones that the Department has no jurisdiction over. ~ ~ ;~~~" (.LTV ~ X57 6-14-00 5: ORANGE COUNrrY PLANNING & INSPECTIONS DEPARTMENT POST OFFICE BOX 8181 306-F REVERE ROAD HILLSBOROUGH, NORTH CAROLINA 27278 d= - EROSION CONTROL DIVISION Carrboro/Chapel Hill 968-4501 Durham 688-7331 Hillsborough 732-8181 Mebane 227-2031 Telephone Extension 2586 FAX 91944-3002 Memorandum TO: Craig Benedict, Planning Director FROM: Warren Faircloth, Erosion Control Supervisor SUBJECT: Woodlands Subdivision Hydrologic & Hydraulic Engineering Report DATE: August 1, 2000 The report answers questions about the culvert under Nine Gates Road but does not address other questions about increased flow through the Cox property. The illustration in the report demonstrates the benefits of using a 54" culvert instead of the 24" pipe to handle the existing flow without overtopping the road. This is a NC DOT requirement. The report just states the increase in the rate of runoff from the 8 lots through the Cox property. It does not address the effects, if any, this increase will have on the existing wet soil or on the diversion that conveys runoff in a path different than that shown on the topographic map. (The engineer would not have been aware of this man made diversion unless he went onto the Cox property.) It appears that the increased runoff through the Cox woods and pasture will not will not have significant impact since the flow follows the existing, natural flow path. The path is not developable because of the poor soil and any structures would have to be built outside of the drainageway. The suggestion has been made to retain the temporary sediment basin as a permanent stormwater detention basin above the Cox property. A basin would have to be properly sized, particularly the outlet, to provide any benefits. Given the large lots, retention of vegetation, limits on impervious surface, and use of grass swales the need for a basin is questionable. If provided, the homeowners association should maintain the basin. N57 6-14-00